Landlords Guide to Letting

What sets us apart?

The Carrington Partnership is family business with a wealth of experience in the residential lettings market. We are specialists in our field. Our office has a full compliment of experienced staff who are dedicated to providing the ultimate lettings service to landlords based on integrity, trust and professionalism.

Managing properties in the South Manchester area, we have an excellent team of reputable and reliable contractors who are tried and trusted. Our managed properties are regularly inspected and reports are prepared highlighting any necessary repairs. This ensures that properties are kept in a good condition and preventative maintenance prevents large repair bills in the future.

The personal service we offer is tailored to meet the needs of each individual landlord. We appreciate that your property is your greatest asset and we guarantee that when you entrust a property to us, it will be looked after as if it were our own. Tenants of our managed properties are provided with an emergency call out facility 24 hours a day – 365 days a year.

We strive to ensure that for every landlord, letting their property is a positive and profitable experience. As landlords ourselves, we know exactly the kind of service you are seeking and would not offer anything less.

Our tenant selection process is complex and our referencing is rigorous and extremely thorough. We seek to introduce good tenants who will look after your property and meet rental payments however, if they are not treated well during their tenancy, this may jeopardise the length of time they stay. Tenants of our managed properties are secure in the knowledge that we are only a telephone call away. We keep in close contact with them and ensure that any necessary repairs are carried out promptly and problems are swiftly resolved. As a result we retain our tenants for much longer – which ultimately means fewer voids, fewer letting fees – and much more profit for our landlords! We see the bigger picture.

Our Agency Agreements are open ended – we do not tie our landlords into fixed term contracts – we have no need. Our philosophy is based on the fact that if clients receive a service with which they are totally satisfied, the contract continues. If a client is not entirely happy with the service received, they should have the option to terminate.

THE VALUATION

An appointment will be made to visit the property to carry out a rental valuation taking into consideration the location, the size of the property and the current demand. You will be asked if you have any conditions you wish to impose on the prospective tenant possibly in relation to children, pets, smoking or similar and will be able to seek advice in relation to your responsibilities as a Landlord to both your tenant and to third parties e.g. Bank/ Building Society (if the property is mortgaged) and any other relevant matters.

We will ensure that the property is in good decorative order and clean and tidy to attract a tenant without delay and if this is not the case, we will advise on any work needed to make the property marketable. Remedial work can be carried out by our maintenance division or by the Landlord’s own contractor. Property offered to let in good condition not only assists us in achieving the best possible rent but also is generally subsequently well maintained by the tenant.

FURNISHED OR UNFURNISHED?

It should be noted, firstly, that the legal rights of the Landlord are the same whichever option is taken. In an “unfurnished” property there should be carpets, curtains, light fittings, fitted kitchen (including cooker) and fitted bathroom. Although it may be tempting to choose furnishings of a lesser standard for a tenanted property, the standard of furnishings and fittings can have a dramatic effect on rental income. Properties, which are nicely decorated and furnished to a good standard, will attract the best tenants. It is essential that the property is clean and tidy, the windows cleaned, the carpets vacuumed and lampshades and curtains are in a good condition and dust free.

THE ROLE OF THE CARRINGTON PARTNERSHIP

Following the valuation and The Carrington Partnership being formally appointed to act for the Landlord, our advertising campaign will begin. Accompanied viewings of the property will be conducted with prospective Tenants, references will be taken up and the agent will conduct the necessary additional enquiries to assess the suitability of the prospective Tenant. Once these have proven satisfactory, we will prepare the legal documentation in respect of the tenancy to include a “Schedule of Condition” and an “Inventory”. The meters will be read in relation to the Gas & Electricity for submission to the relevant utility companies. A deposit will be taken from the Tenant to cover the landlord in respect of loss, breakages and dilapidations, which is usually, equal to one month’s rent plus £100.00. The Carrington Partnership will arrange for the collection of rent and if the property is managed, will maintain detailed accounts and submit monthly statements to the Landlord. The property will be inspected regularly and detailed reports prepared. We will arrange and supervise any remedial repairs necessary with the consent of the Landlord and settle any accounts in relation to the same on their behalf.

Tenants will have access to an emergency 24 hour call out facility to ensure that your property is protected 24 hours a day – 7 days a week. We are never more than a telephone call away.

The Landlord is responsible for the general upkeep of the property, decorating, gardening, cleaning prior to letting and ensuring that the property is kept in a good state of repair at all times. Quotations can be provided should the landlord wish the Carrington Partnership to assist in this regard. In addition, during periods of cold weather, it is the sole responsibility of the Landlord to arrange for background heating to be provided in empty properties or to have the whole system drained down to prevent flooding from burst pipes. This type of risk must be covered under the Landlords Insurance Policy. The latter can be carried out by our Maintenance Team for a small fee by arrangement, but only at the specific request of the Landlord.

PROFESSIONAL STANDARDS

MARKETING

The Carrington Partnership will extensively market the property to let using the following methods:

** DISTINCTIVE “TO LET” BOARDS **

Our boards clearly display that properties are available and our telephone number is easy to remember. These are particularly effective with properties located on busy roads, but even in the quieter areas, there is still a possibility one of the neighbours may know of someone seeking rented accommodation specifically in that particular area and may pass the message on.

** PROMINENT OFFICES**

Our tastefully appointed office is located close to Stockport Town Centre on the A6 and benefits from a lay-by directly outside for easy parking. Properties are displayed both in the window and on internal displays. Prospective tenants regularly call into the offices to look through details of available properties over a cup of coffee and frequently comment on the warm and friendly atmosphere.

** OUR WEBSITE **

The majority of our advertising is “Online” through our website www.carringtonpartnership.com. We have let a number of properties to clients from abroad from as far afield as Australia and Chile. Our website is regularly updated and displays high definition photographs of all available properties, which are easy to peruse.

In addition we advertise through a number of property portals including:

** RECOMMENDATION **

Since the company was established in 1997, we have developed an excellent reputation for not only providing first class service to landlords, but also for providing the highest quality accommodation for tenants within the Stockport area. This is largely as a result of our unwillingness to “compromise” in respect of the high standards requested from our landlords and the calibre of tenants we constantly endeavour to introduce.

Tenants remain in properties longer due to the fact that they are happy with the care they receive under our management.

When they eventually leave to purchase properties of their own, they regularly come back to us as landlords. They comment that they were impressed by the service they received as tenants and the fact that we acted promptly in carrying out essential repairs and therefore have no hesitation in placing their property in our capable hands.

FINDING THE RIGHT TENANT

All applicants are thoroughly vetted – extensive references are taken up from a variety of sources and credit checks are carried out to ensure that the ingoing tenant is honest and trustworthy and most importantly, in a position financially to meet rental payments. Our comprehensive credit search facilities enable us to discover any past history of debt or rent arrears.

We request photographic identification in the form of driving license or passport to guard against identity fraud. Proof of residency is required and copies of bank statements and /or wage slips. “Right to Rent” checks are conducted in accordance with the law. A copy of our comprehensive Tenancy Application Form is available to download in the “Downloads” section of our website.

INVENTORIES & SCHEDULES OF CONDITION

A comprehensive “Schedule of Condition” is prepared at the onset of the tenancy detailing any minor faults or flaws in the property internally in relation to decor, floor coverings, fixtures and fittings etc. This document will be extremely comprehensive and will have digitally dated photographs of each room within the property. The ingoing Tenant will be asked to sign each page to confirm that they agree to the contents therein. This prevents any problems arising at the end of the tenancy should any damage have occurred. It should be noted however that “Fair, wear and tear” to the property, especially if the tenant has been resident for a reasonable length of time, must be accepted by the Landlord.

Our “keen eye for detail” ensures that the “Schedule of Condition” is an accurate record of the condition of the property at the beginning of the tenancy and is of paramount importance should a dispute arise with regard deductions to be made from deposit monies on vacation.

TENANCY DEPOSITS

By law, under the Housing Act 2004 any deposit taken from a tenant by a landlord or their agent for an Assured Shorthold Tenancy must safeguard it in an approved tenancy deposit scheme. The Carrington Partnership are insured agents and will hold deposits as members of The Tenancy Deposit Scheme (TDS).

The Dispute Service is an independent, not-for-profit company established to resolve tenancy deposit disputes in the private rented sector. The scheme provides a dispute resolution service should a dispute about the allocation of a deposit arise at the end of the tenancy.

The objectives are generally:

Protecting deposits throughout the tenancy

Ensuring the return of the deposit promptly at the end of the tenancy, where there is no dispute.

Should the landlord opt to hold and register the tenant’s deposit monies themselves, proof of registration will need to be provided to The Carrington Partnership prior to monies being transferred. The tenancy agreement will clearly detail who will hold deposit monies during the tenancy

Tenants will also be asked to pay the first month’s rent in advance and rental monies will then be collected monthly by standing order. Our properties are let on “Assured Shorthold Tenancies” and usually for a term of 6 or 12 months.

CLIENT MONEY PROTECTION

We are members of The Propertymark Client Money Protection (CMP) Scheme which provides you with a total assurance that we have financial protection in place and that any monies held on your behalf are “safe”.

ACCOUNTING

Landlords opting for either our “Full Management” or “Letting & Rent Collection” service will have the peace of mind of knowing that we will collect rental monies on their behalf each month. The rent will be collected by Standing Order from the tenants account on the 1st of each month and will arrive in our clients account around the 4th. We account to our Landlords by way of bacs transfer following the deduction of our monthly management fee and other expenses as notified on the 8th of each month. A monthly statement will be forwarded to the Landlord detailing the same. This will be e-mailed or can be posted upon request.

For landlords opting for our “Let Only” service, we will account to them as soon as possible after the commencement of the tenancy sending a final statement of account detailing monies collected and deductions made. Copies of the Tenancy Agreement and Schedule of Condition will also be forwarded to the landlord for their safekeeping together with the contact details for their new tenants.

We do not deem that it is good practice to hold rental monies any longer than absolutely necessary.

TAX MATTERS

All rental income is liable to income tax and it is the responsibility of the landlord to manage their own tax affairs. We are able however, by request, to provide annual financial year-end reports detailing income and expenditure for your investment properties upon request. If you need any advice on preparing your tax return or on tax matters relating to your investment property, we would be pleased to recommend an accountant to you.

If you are based in the UK then rental monies can be transferred to you gross, less fees and expenses, however, if you reside overseas, you may be deemed to be an overseas landlord and it will be necessary to register with the Inland Revenue and complete an NRL1 Form. (You are able to download this form in the "Downloads" Section of our website). Until HMRC have processed this form and issued the appropriate certificate confirming exemption, The Carrington Partnership are legally obliged to deduct tax at the current rate prior to transferring deposit monies.

HMRC request that we submit annual returns providing landlords information and details of income and expenditure and we have legal information to provide the information requested.

ARREARS

Our accounting system enables us to act swiftly in cases of late payment, which are usually easily resolved. Rent arrears are dealt with immediately and our company enforces a strict policy in this regard. Every assistance will be given to the landlord to recover rent arrears with the appointment of debt collection agencies as a last resort, if necessary.

APPLIANCES

All appliances - oven, hob, washing machine, dryer, fridge, dishwasher etc., should be in good working order and clean. Fridges and Freezers should be defrosted, cleaned thoroughly and left with the door ajar. We do not recommend that television sets or stereos are left in the property. However, we do recommend every property has a television aerial installed. It is the responsibility of the tenant to ensure that there is a current television license.

MAINTENANCE

If the property is to be fully managed, the Carrington Partnership will advise the Landlord of any necessary remedial repairs during the tenancy and provide a quotation for the work required. If this is acceptable by the Landlord the work can then be carried out without delay. Alternatively, should the Landlord wish to nominate an independent contractor this can also be arranged. Should the need arise for any emergency remedial work, then we will, of course, use our discretion to avoid the risk of any further damage to the property. Should we carry out any work to the property following authorization from the Landlord the cost will be deducted from rents received.

UTILITIES & RATES

Whilst the Tenant is in residence he/she will be held solely responsible for the payment of services in respect of Gas, Electricity, Water, Telephone and Council Tax. Separate accounts will be established in the name of the Tenant and the Landlord will not be held responsible for any unpaid bills.

With regards to apartments and flats, it is generally the responsibility of the landlord to meet the cost of monthly service and maintenance charges which covering such things as the cleaning of the communal areas, window cleaning, gardening and buildings insurance.

MORTGAGE LENDERS

Where a property to be let is mortgaged to a Bank or Building Society it is the sole responsibility of the Landlord to obtain the consent of the mortgagee prior to letting. They will invariably insist that a professional property management company handles the let. The Carrington Partnership will be pleased to offer any assistance with negotiations between Landlords and lending institutions.

BETWEEN TENANCIES

Although we will do our utmost to ensure that the property is tenanted constantly, there will inevitably be periods where the property may be empty between tenants. During these periods, of course, there will be no charge made by ourselves. It is of paramount importance, however that the property is kept in a clean condition and in good decorative order and that the gardens are tended and kept neat and tidy to assist us in re-letting the property in the minimum amount of time.

Most Insurance Companies insist that empty properties are regularly inspected thus, as an extension to our management service, we are willing to visit empty properties on a weekly basis to check that they are secure and to check for any evidence of storm damage or deterioration upon request for a nominal fee.

During winter months it may be prudent to ensure that the heating is coming on for an hour or two for a couple of times a day or that the central heating system is drained down to prevent damage caused by frost.

GARDENING

Unless the ingoing Tenant has specifically accepted responsibility for the garden, be it large or small, we would strongly recommend that it is cared for on a regular basis either by the Landlord or by someone under contract to the Landlord. We will be only too happy to provide a quotation for routine garden maintenance at your request. If the Tenant is to “keep” the garden during the term of the tenancy, then it is essential that they be provided with the necessary equipment to enable them to do this. Any tools, lawnmowers etc., should be in good working order. The inventory and schedule of condition will contain colour photographs of the condition of the garden at the commencement of the tenancy to alleviate any problems at the end of the tenancy should the garden not be properly maintained and deductions have to be made from deposit monies to return it to its former condition.

VIEWINGS

Each viewing appointment is conducted, by one of our experienced members of staff who will immediately ascertain the suitability of the prospective tenant. Accompanied viewings are conducted at any time to suit the prospective tenant – we make ourselves available when other lettings agencies do not - whether it be evening or weekend. We truly believe that this is an essential element to offering “the best service”. A large number of our tenants are executives relocating and professionals need to be allocated time – in certain cases a whole day – to visit all our properties in search of one suiting their needs.

This service is ideal for the landlord seeking complete peace of mind in the knowledge that their property is being well cared for in every respect. The majority of our landlords opt for our full management service.

This service includes:

Providing a rental Valuation and marketing advice on preparing the property for letting and obtaining the maximum rental value.

MAKING THE MOST OF YOUR PROPERTY

Whilst property remains an excellent long term investment landlords have to appreciate that the number of properties becoming available to let is growing daily. It is of paramount importance that you retain your share of the market by ensuring that your property has the “wow” factor. It is truly worth spending that little bit extra on fixtures and fittings. This should then ensure that properties may be re-let during the existing tenants’ notice period to minimise voids.

We would strongly recommend the following:

Kerb appeal. Keep the exterior of the property looking good – paint the front door a striking colour and furnish with polished chrome – this will reflect the standard of the interior. Prospective tenants will always drive past a property to see its exact location and to familiarise themselves with the area. If the property does not look appealing from the outside, they will dismiss it.

Invest in a window cleaner – sparkling windows create a much better impression particularly if the property is located on a main road.

Pay that little bit extra for the best quality flooring available. Good quality carpets will withstand shampooing between lets far better than those of a lesser quality. Cheap laminate flooring will scratch and separate on the joints. In bathrooms and kitchens, it is worth considering ceramic tiles for maximum durability.

Good quality kitchens will stand the test of time – if budgets are tight however, install a cheaper kitchen but give it the “Wow factor” with chrome fittings, good quality work tops and appliances.

Bathrooms – cheaper bathroom suites can be made to look designer simply by changing the taps! Shower curtains soon look shabby and often go mouldy over a period of time. It is worth investing in a glass shower screen which can easily be cleaned.

Gardens need to be kept neat and tidy and with little effort they can be transformed to “low maintenance” ensuring that they look appealing all year round. There is nothing more off putting than an overgrown garden and rarely do professional tenants have the time or inclination to spend endless hours on garden maintenance. Consider removing lawns and replacing with gravel beds or paving – gardening enthusiasts can always fill them with pretty pots to add colour should they so wish. If you wish to retain beds plant heathers and evergreens that require little attention.

HOUSES OF MULTIPLE OCCUPATION

Since April 2006 HMO’s have had to be licensed where they comprise of 3 or more storeys, are occupied by 5 or more people living in two or more single households and the occupiers share basic amenities such as cooking and washing facilities (The Licensing of Houses in Multiple Occupation (Prescribed Decrptions) (England) Order 2006).

From 1st October 2018 the 2006 Order will be replaced by The Licensing of Houses in Multiple Occupation (Prescribed Descriptions) (England) Order 2018 and the “3 or more storeys” requirement of the regulations will be removed to bring smaller HMOs within the licensing scheme. Landlords will need to apply for a license for all properties affected before 1st October 2018 in order to be compliant.

Further sources of information:

The definition of an HMO is contained in Sections 254 to 260 of the Housing Act 2004, a copy of which is availableat www.legislation.gov.uk

Guidance on the Act and more information on HMO’s is available on the Government website www.gov.uk

INTERIOR DESIGN & REFURBISHMENT

Our Tenants come from all walks of life and from all over the world. In the main, they are professionals or executives relocating and they have extremely high standards. Accommodation must be attractive, fashionable and equipped with all the modern comforts which make their hectic lifestyles more bearable.

The Carrington Partnership appreciates that many landlords have neither the time nor inclination to take on the refurbishment and/or furnishing of their investment. That's why we offer a project management service to clients, which relieves the pressure.

We can advise on large scale works such as new kitchens and bathrooms, re-wiring and re-plumbing, and garden maintenance, through to redecoration, carpets, curtains and furnishings. Working within a given budget and using trusted local contractors, we will obtain quotations and then co-ordinate the works to a satisfactory completion.

Our aim is to generate the maximum return on a client's property and in order to do this, presentation is of paramount importance in order to meet potential tenants’ expectations.

To find out more about our Design and Refurbishment service, please do not hesitate to contact us.

ENERGY PERFORMANCE CERTIFICATES

It has been a legal requirement, since 1 October 2008, for all landlords to have a valid EPC for their property prior to marketing and a copy should be given to all prospective tenants.

An EPC assesses the energy performance of a property, from "A" representing the most energy efficient property to "G" representing the least energy efficient property. It must be carried out by a qualified Domestic Energy Assessor and will also show a building's environmental impact by indicating its carbon dioxide emissions.

Once prepared the EPC is valid for 10 years and can be used for multiple tenancies within that period, however should the property be upgraded and a new, more energy efficient boiler, additional double glazing or loft or cavity wall insulation be installed, a new assessment will need to be carried out.

The Carrington Partnership will initially check that there is not a valid certificate in force and will arrange one on your behalf if necessary.

On 1st April 2018 a new law came into force which set a minimum energy efficiency rating of E for privately rented property for new tenancies (this includes letting property to new tenants or renewing an existing tenancy with existing tenants).

Where a landlord lets a new tenancy for a privately rented property to new or existing tenants on or after 1st April 2018 which is F or G rated, the landlord must make relevant energy efficiency improvements to the property to bring it up to an E rating before the property can be let. In some circumstances landlords may be able to claim an exemption from the minimum rating of E. If a landlord qualifies for an exemption, he must register the exemption on the National PRS Exemptions Register. The exemptions available to the landlords are as follows:

Where all the “relevant energy efficiency improvements” for the property have been made (or there are none that can be made) and the property remains sub-standard;

Where the landlords is unable to obtain funding to cover the cost of making the improvements (there is a proposal to remove this exemption from 1st April 2019);

Where the landlord has obtained written expert advice which indicates that the measure, where it is cavity wall insulation, external wall insulation or internal wall insulation, is not appropriate for the property due to its potential negative impact on the fabric or structure of the building (or the building of which the property forms a part)

Where consent is required from a third party such as the local authority, a mortgagee or superior landlord and despite reasonable efforts the landlord could not obtain consent or the consent was given subject to certain conditions what the landlord could not reasonable comply with;

Where consent is required from the tenant(s) of the property and one or more of the tenants refused to give consent. The landlord must make reasonable efforts to obtain consent by making several attempts to contact the tenant(s) and provide evidence to show this;

Where the landlord has obtained a report form an independent surveyor (who is on the Royal Institution of Chartered Surveyors register of valuers) advising that he installation of energy efficiency measures would reduce the market value of the property;

Where the landlord has recently become a landlord suddenly a temporary exemption applies for six months;

For all tenancies from 1st April 2020 where a person becomes a landlord on purchasing an interest in a property and on the date of purchase it was let on an existing tenancy, a temporary exemption will apply for six months.

NB Local authorities will enforce compliance and landlords could face a financial penalty of up to £5,000 for non-compliance.

we have properties in different areas so they are managed by different companies and I must say Carringtons make the property managed by them the easiest and least hassle ...managemenent fees worth every penny Rob is on the ball and does what many agents dont really...he manages Rob Trollope MARLA

reviewing The Carrington PartnershipMike Hazel grove

All staff are very well trained and show genuine interest in the properties you have to rent and adhere to your individual requirements

reviewing The Carrington PartnershipMartin Johnson

My wife and I have moved around the UK several times for work, and have been tenants with several agencies. The Carrington Partnership have been the best we have experienced renting with.
They were all friendly, responsive and professional throughout the tenancy and had fair, reasonable fees unlike other agencies we have encountered in the past.
We would highly recommend! Rob Trollope MARLA

reviewing The Carrington PartnershipJosh Gutteridge

All I can say is how fantastic The Carrington partnership are..
My husband asked Mr Carrington about moving to another property In Stockport and within a couple of weeks..
Both of us had moved into a house which I can describe as a five start Hotel ..
Both of us can't believe how quick it was the move .. Rob Trollope MARLA

reviewing The Carrington PartnershipHeather

The whole office have been very helpful and efficient from day one. They made the process so simple and were willing to walk me through step by step. Can't recommend this company enough!

reviewing The Carrington PartnershipHarriet

My daughter was renting her first property and went with this company. As a first-time tenant she was understandably nervous and apprehensive of the process. All at the office were happy to take the time to go through anything she was unsure about and were very responsive to any queries she had. They wanted to make sure that the property and the experience was right for her. I can't fault them on service. Rob Trollope MARLA

reviewing The Carrington PartnershipD Naden

After meeting several agents in the Stockport area while viewing potential properties The Carrington Partnership stood out from all the rest. They are very kind and caring people to deal with and they made the whole process of moving home very easy. I would like to say a huge thank you to everyone in the office.

reviewing The Carrington PartnershipMike

Easy and efficient process. Shown the house and had everything explained
Would definitely recommend to anyone who is looking to rent.

reviewing The Carrington PartnershipGg

The person who came out to show us the property, was actually really good - a very good start.
However, I emailed them on numerous occasions - never once did they respond to my emails.
So we didn't lose the property, I got my elderly parents to complete the forms and scan back to me (they live out of town) - this was not a quick and easy exercise. They wanted to move closer to me.
I even came down to the office on Saturday and handed in my tenancy agreement and guarantor form, inc. copies of wage slips etc. I asked them, why they didn't respond to my emails and the response was "Oh yes, sorry - we received the forms"!
The lady in the office, promised that they will be in touch asap - after checking with the landlord.
Rang them again on Tuesday for any news - they said they will be in touch by the weekend - never heard anything.
BTW - they still have never emailed me anything - no acknowledgment, nothing!
Now, checked the property listing and it says "Let agreed".
If they had no plans "to let" to me - then they should be up front and not ignore correspondence.
VERY UNPROFESSIONAL.

Love my rental property I'm so happy and the Carrington staff have always been lovely very polite professional and can answer queries fast and helped my daughter&I find our happy home Rob Trollope MARLA